Devaluation

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Steps to follow re: MPAC (Municipal Property Assessment Corporation) to file for property tax reduction because of industrial wind turbines/sub stations near your house and property.

  1. In November of every year, you will receive your Property Assessment Notice from MPAC.
  2. If you have turbines or substation near your house, or if there are plans to build them near your house, you may wish to consider filing a Request for Reconsideration (RfR) with MPAC. This is a request to have have them reconsider your property tax amount.
  3. The RfR must be received by MPAC by the end of March of the following year. (If your Property Assessment Notice was received Nov./11 – you would send your RfR by the end of March/12 – MPAC needs to receive it by end of March/12)
  4. Fill in the “Request for Reconsideration” Form available on their website.
  5. Explain your reasons for reconsideration – that of course is easy, briefly explain how the turbines/substation have, in your opinion, reduced the value of your home. You may wish to describe how the turbines/sub station have affected your quality of life, your health etc. When filing out the form, also specify that your house and property value have been affected, not just your house or property. MPAC must receive this by the end of March.
  6. The form can be sent via email, fax or mail (info is on form). PLEASE MAKE SURE THAT YOU PRINT ALL FORMS YOU FILL OUT. THIS IS VERY IMPORTANT TO KEEP FOR YOUR RECORDS.
  7. If you send in a Request for Reconsideration (RfR) (by the end of March), you will then receive a response from MPAC probably within 2 months. This response acknowledges receipt of your Request for Reconsideration (RfR) for the property tax year you are filing for. If your RfR results in a revised property assessment, you will decide whether to accept the reduction they offer (if they do) or you may decide to file an appeal with the ARB (Assessment Review Board) – you will be asked to sign Minutes of Settlement showing your decision.

To do so, you should go to this web site or call 1-800-263-3237 to get information on how to file this appeal with ARB. There is however a time line to do so. If you choose to file an appeal with ARB you need to do so within 90 days of the date on the letter you received from MPAC – for example, if your letter is dated April 28, 2011 you must file the appeal by about July 21, 2011. Please make sure that you are appealing for the correct year when filing.





Impact on Your Property Values

Source:   Danes Decry Property Depreciation by Wind Mills

Windmills must be situated at a minimum distance of minimum 4 x the height of the mill away from habitation.

If the mill is erected closer than 6 x the height of the mill an estimation is carried out free of charge regarding the depreciation of the property value. If the loss is more than 1%,  full compensation of the loss in property value is paid out.

If the property is situated further away than 6 x the height of the mill, 4000 DKK [~ $650] are payable to have an evaluation of the loss in value carried out.

If it is estimated that the depreciation is more than 1%, the loss in value of the property is paid out and the 4000 DKK reimbursed.  If it is estimated that there is no loss in value of the property the 4000 DKK are forfeited.

14 thoughts on “Devaluation

  1. What has been the AAIC appraisal experience on higher priced 50 acre parcel values presently appraised in the $500,000.00-5,000,000.00 range situated on the Niagara Escarpment after a windmill farm has been annouced in the area?

  2. I don’t have an answer to your question specifically but I do suggest you apply to MPAC for a reconsideration with this information.

  3. A letter sent to Aim Power Generation, all MP’s, MPP’s, Ministries, Wind Concerns & whoever else will listen!

    July 23, 2009

    To Whom It May Concern:
    More people should be concerned with property value associated with windmills adjacent to their homes. Should their health become an issue and they can’t live near turbines anymore, who is going to buy their property?

    From Green Backlash: The Wind Turbine Controversy :
    As the nation rushes to add renewable energy to its power portfolio, a growing chorus of homeowners and others are expressing concerns about how industrial wind projects are affecting health, safety, lifestyle and property values.
    According to Michael McCann of McCann Appraisals LLC in Chicago, Ill., “Turbines are large-scale industrial machines/projects, which surround homes, unlike any other large-scale projects. I have never seen a situation akin to wind farms where an industrial zoning ‘overlay’ encompasses and surrounds existing homes. No other industrial, retail or other type of large-scale project gets approved without first buying out the existing residences rather than surrounding them. A home is the biggest investment most people have in their life and deserves value protection from a dominating land use, which generates profits for the developers and is claimed to be for the public good. It would seem that most wind energy companies are unwilling to compensate people fairly for value loss…nor buy them out.”

    According to the GWEC, “the global wind market for turbine installations in 2008 was worth $47.5 billion.” That works out to about $1.76 million per megawatt installed (http://wwwWind Energy Stocks .greenchipstocks.com/report/wind-energy-stocks/397).
    At an average cost of $1.76 million per megawatt, you’re looking at a $219.9 billion market-in just the next five years.

    I am laid off until February 2010 and I can’t afford the mortgage & tax payments…
    I need to relocate and find a new job, but I can’t sell my property…
    Because of these windmills surrounding my house, nobody is even interested in looking at my property…
    Why is Aim Power Generation reaping in these profits while I am approaching bankruptcy?
    Aim Power Generation should be buying me out…
    I need this to happen before I lose my house!

    Kay Armstrong

    • I have the same problem in Goldthwaite Texas. I am not sure how these people sleep at night knowing what they have done to people. God help their poor soul.

  4. Pingback: Property Devaluation Study - Manitoulin Coalition for Safe Energy Alternatives

  5. Has anyone ever commented on this issue: ?

    Can the farmers/landowners that sign leases with the Energy companies be sued for damages if the construction of Wind Farms on their properties results in a reduction to the property values of their neighbours ? Would it be better to jointly sue the Energy company and the farmers ?

  6. See Below…a 50% reduction in Property Valuation for Tax purposes by MPAC as a result of Wind Turbine / Farm and estimated $150,000 loss if sold…..

    Article from the Orangeville Citizen
    —————————————-
    Belwood wind project draws huge crowd
    By DAN PELTON
    An overflow crowd said to be close to 1,500 converged on the community hall in Belwood Tuesday night to attend an open house for the proposed Belwood Wind Energy Centre.

    For the most part, they were not a happy lot.

    A similar open house was scheduled for Wednesday night at the community hall in Marsville.

    At issue is a proposal by Invenergy Wind Canada ULC, a branch of Chicago-based Invenergy LLC, to develop a wind farm with between 25 and 35 turbine locations in an area that includes parts of Centre Wellington and East Garafraxa townships.

    Those lining up for hundreds of yards to get into the hall and view Invenergy’s presentation had questions about how such a project would affect property values, health and the overall well-being of the community.

    “It will turn our area industrial and it could affect people’s property values,” said West Garafraxa farmer Bob Service. “I would like to know if they intend to indemnify against drops in land values. I’m not against green energy. It’s the impact on the local people I’m thinking about.”

    Ron Crane, an East Garafraxa farmer, came to the open house with a number of concerns, including the emotional impact of the project. “I think it might split the community,” he said, “between those that sign up to have the wind turbines and the guys that don’t sign up.”

    James Murphy, development manager for the Belwood Wind Energy Centre, said there isn’t a plan in place to cover property value reductions, but pointed out that area landowners could benefit by participating.

    Invenergy is offering one-time lump sum payments of up to $10,000 for the right to place a tower on the property, said Mr. Murphy, or they could enter into an agreement for an unspecified percentage of the turbine’s gross revenue.

    Included in the literature the company had on hand at the open house was a study prepared for the U.S. Department of Energy of the impact wind turbines had on the value of nearby properties. The study found three “stigmas” that could have an impact.

    One was “Area Stigma,” a concern that the general area surrounding a wind energy facility will appear more developed, which may adversely affect home values in the local community regardless of whether any individual home has a view of the wind turbines.

    The second was a “Scenic Vista Stigma,” a concern that a home may be devalued because of the view of a wind energy facility, and the potential impact of that view on an otherwise scenic vista.

    Thirdly, a “Nuisance Stigma,” was a concern that factors that may occur in close proximity to wind turbines, such as sound and shadow flicker, will have a unique adverse influence on home values.

    The study concluded that none of the stigmas had a significant impact on property values. A situation closer to home, however, tells a different story, at least for those close to transformer stations.

    Paul Thompson, a neighbour of the Melancthon wind farm’s transformer substation on the Tenth Line of Amaranth, had his 2010 property tax assessment reduced by 50 per cent following his appeals to the Assessment Review Board and discussions with MPAC (Municipal Property Assessment Corp.) largely on the strength of a digital recording of noise levels at his residence.

    While the dramatic property tax reduction was welcome, Mr. Thompson has said he is still forced to sleep elsewhere because of the sound of the turbines, and says we would face close to a $150,000 loss if he were to sell his property.

    Mr. Murphy said there are also health concerns in relation to wind turbines and said these are acknowledged by the industry.

    “Some folks do get annoyed by turbines,” he said, “and annoyance can lead to stress.” While stress, in itself, is not a major physiological disorder, it has been considered a catalyst for severe health conditions.

    A group referring to itself as the Society for Wind Vigilance was on hand to pass out leaflets that elaborated on what

    Mr. Murphy said. The leaflets contained a statement the society says comes from the World Health Organization.

    It read: “Sleep disturbance and annoyance are the first effects of night noise and can lead to mental disorders. The effects of noise can even trigger premature illness and death.”

    Mr. Murphy said Ontario Ministry of the Environment guidelines call for a minimum 500- metre setback from nonparticipating properties.

    He also added that, by no means, is the project a done deal. The open house, he explained, “is part of a longer conversation that will go on for several months.”

    Invenergy aims to obtain a contract for the sale of electricity from wind power with the Ontario Power Authority (OPA) through the Province’s Feed-in-Tariff (FIT) program under the Green Energy and Green Economy Act. The project will require Renewable Energy Approval (REA) under the Ontario Environment Protection Act.

    The REA process replaces previous requirements for several separate approvals, such as the Environmental Assessment Act, Planning Act and Environmental Protection Act

  7. Kay,

    The turbine company like a pack of wolves is
    waiting for you to lose your house to the Bank!

    Why would they dicker with you over price when they can steal it from the Bank at a much lower value! Happens all the time.

    Banks have already lost money on homes in arrears so they power of sale or foreclose on you and then sell it off. You can sue if the Bank doesn’t get a certified Accredited Appraisal to show due diligence.

    Numbered companies often buy up prperties for the taxes in arrears. Make sure you find out if that numbered company is in fact the wind turbine company.

    Good Luck, we are all fighting very hard to put a stop to this takeover of our rural lands and the devaluation of properties Not to mention very serious health issues that have had people actually walk away from there home. Those people lose all their hard earned equity.

  8. ” the open house” , he explained is part of a longer conversation that will go on for months”

    The only conversation from our side Mr. Murphy is two words………………………………”Get out!”

  9. Up until recently I had been considering buying a larger agricultural property and moving…

    Unfortunately, I had been looking close to the gridline from Erin to Kincardine…I always find it funny that everytime I find a reasonably priced farm on the mls.com, it is either smack in the middle of a recently built wind farm complex or a proposal is pending for the area..

    The local residents and local governments have no say as to whether these industrial wind farms can be built or if they can be expanded as time goes on due to the fascist Green Energy, I’ve resigned myself to the fact that I won’t be buying agricultural property….

    I guess that I believe that property values will be hurt by the Ontario Government Policy, regardless of the fictitious studies that I see from the Wind Energy Companies…I can’t believe that I’m the only person that feels this way, so their studies defy logic…

    Someday in the near future the subsidies will stop and property values in rural Ontario will be affected…It’s only market logic…

    The direct intervention in the Energy Industry by the Ontario Provincial Government by grossly subsidizing wind and fast-tracking these projects is also turning farmers and neighbours against each other..You can no longer trust your neighbour…

    Hope that I’m wrong but so far my perception seems to be reality…

  10. You are not wrong! When the wind industry does a market study they include the whole town and surrounding area so that brings up the average price per sale! The properties in Shelburne have dropped 25% since the turbines came. No one chooses to live near an industrial wind factory DO NOT CALL THEM wind farms! They are Industrial factories and have proven to be move dangerous to our health than a nuclear facility!!! The people living directly next door to a wind factory have been expropriated by the Green Energy Act and the consenting landowner. We have not been compensated and have had our farm devalued and all but impossible to sell or rent. This is an outrage an injustice never before foisted on the people of Ontario. The turbine company knew that eventually we will sell to them out of desperation at reduced price! The Green Energy Act has allowed the wind industry to devalue our land then exploit us with low ball offerings and at the same time expose us to LFN and dirty electricity. The last generation of tax payers would have declared WAR on these fascists! But we of this generation side with the fake energy party , keep our heads in the sand and are afraid to make a stand on behalf of their fellow Ontarians as they might be thought of as non green! These are gutless, mamby pamby milk-a-toast complacent wimps. Sheep….. that should be deported to China where you are not expected to have a democratic opinion!!!

  11. I see guidelines for wind turbine construction but what about the property value for the solar panel (farms) or large industrial reflector sights. Who wants them for a neighbour?

  12. J McDowell
    Just saw your 2009 post. It is my understanding that wind turbines are not allowed on NEC property.

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